Live-Work Property with Office
For Sale
$775,000
525 AIRPORT Road, Auburn, AL 36830
COMMERCIAL - AUBURN, AL
Property Size4,360 SF
Lot Size0.95 Acres
Price / SF$177.75
Days on Market171
Property Features for 525 AIRPORT Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CDD
Directions
From Downtown Auburn Take E Glenn Ave towards I-85. Once you cross over E University Dr Airport Rd is the next intersection. Take a left onto Airport rd. Follow is through the sharp left curve by the airport and the building is the first one on the left.
Subdivision
Auburn
Standard status
Active
Size
4,360 SF
Lot size
0.95 Acres
Building Details
Year built
1992
Listing Agency:
KELLER WILLIAMS REALTY AUBURN OPELIKA
(334) 209-3242
Listed By:
ALAN DORN · License #058182
(334) 444-8856
Added: Feb 23
Changed: Aug 4
Last Checked: Aug 13 at 1:06AM
MLS# 178884
Copyright © 2026 Lee County Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 4,360-square-foot live-work property combines a home section with a dedicated office component. The home includes two bedrooms, two full bathrooms, two living rooms, a sunroom, walk-in closets, and a kitchen finished with custom cabinetry and granite countertops. The office portion has its own entrance, reception area, four private offices, a conference room, supply storage, and two additional bathrooms, including one full bathroom connected to a private office.
Set on 0.95 acres in Auburn, the property includes a fenced outdoor area with landscaping, an irrigation system, and a gazebo. Parking is provided on site. Separate power meters serve the home and office sections, supporting the building’s divided configuration. Built in 1992, the property is zoned CDD and located in Lee County.
Set on 0.95 acres in Auburn, the property includes a fenced outdoor area with landscaping, an irrigation system, and a gazebo. Parking is provided on site. Separate power meters serve the home and office sections, supporting the building’s divided configuration. Built in 1992, the property is zoned CDD and located in Lee County.
Key Highlights
- 4,360‑square‑foot live‑work building on a 0.95‑acre site
- Home section includes 2 bedrooms, 2 full bathrooms, 2 living rooms, a sunroom, and kitchen
- Office component features 4 private offices, reception, conference room, supply closet, and 2 bathrooms
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$54,063
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.98%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,081,260
$1.1M
Cap Rate 7%
$772,329
$772.3K
Cap Rate 9%
$600,700
$600.7K
Market Conditions
NOI Build-Up for 4,360 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$87.4K $20.04/SF
− Vacancy
−$15.3K −$3.51/SF
EGI
$72.1K $16.53/SF
− OpEx
−$18.0K −$4.13/SF
NOI
$54.1K $12.40/SF
Area
Lee County, AL
Vacancy
17.50%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,081,260
Cap Rate 7%
$772,329
Cap Rate 9%
$600,700
Alternative Uses
Best Use
Office B
$772.3K
$675.8K – $901.1K
NOI $54,063 @ 7.0% cap · market cap 6.98%
Second Best
Mixed Use
$546.6K
$478.2K – $637.7K
NOI $38,259 @ 7.0% cap · market cap 4.94%
Theoretical Best
Office A
$1.06M
$930.5K – $1.24M
NOI $74,437 @ 7.0% cap · market cap 9.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
366
Businesses Nearby
Explore this area
Business Placement
Demographics for 36830, AL
47,543
Population
23,146
Households
2.1
Avg Household Size
30
Median Age
63%
College-Educated
96%
High-School Grad
109.5 sq mi
ZIP Area
434
Density / Sq Mi
$63,761
Median Household Income
$37,414
Median Earnings
$1,033
Median Rent
$346,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Combined home and office sections offer distinct layouts with dedicated power metering for each area.
Where is this live-work space located?
The property is located at 525 AIRPORT Road Auburn, AL.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: 4,360‑square‑foot live‑work building on a 0.95‑acre site; Home section includes 2 bedrooms, 2 full bathrooms, 2 living rooms, a sunroom, and kitchen; Office component features 4 private offices, reception, conference room, supply closet, and 2 bathrooms
